TABLE 7 - Summary of Existing Employment Land Data Re-grouped to reflect Characteristics that affect Land Use Intensity Categories of Land Uses Highway Commercial
Indicators BC Assessed properties for employment uses
No of Properties
93
Land Value Improved Value Total Value
$ 90,272,701 $ 110,339,900 $ 199,308,601
Land Ares (acres) Land Area (sq ft) Improved Area (sq ft) Current FSR
Designated but Highway Highway not used for Commercial Commercial employment Comm/Business Comm/Business Ind Mix Ind Mix (Oliver) (Nelson)
114
172 7502116 652810
2 N/A N/A N/A
$ $ $
233 10132139 N/A
2169
$ $ $
18 794970 0 -
1 worker/301 sq ft N/A
Potential Waterfront Core Commercial properties
16
2,181,000 2,181,000
0.09
Employment (based on ratio)
Core Commercial
193
1,016,000 1,212,900 2,228,900 55 2393180 38720 0.02
0
BC Assessed Downtown Core Commercial properties
129
$ $ $
New opportunity for Commercial/Business employment lands in a Residential Village (not assessed or designated)
164
19
139
20,166,400 16,853,700 36,912,100
$ $ $
17,003,300 30,357,500 46,632,800
39 1700449 343988
12 538349 487948
Industrial
Downtown Secondary Core Commercial Expansion properties
$ $ $
3,122,800 2,022,100 5,144,900
0.20
0.91
1143
1 worker/301 sq ft 1621
7 N/A N/A N/A
40 1761508 144651
New opportunity for New potential Business Industrial Industrial adjacent to Commercial Mix in Waterfront Waterfront area Residential
$ $ $
24 71,501 71,501
55 2392225 N/A
45 1966066 0
N/A
1 worker/301 sq ft 0
0.08
$ $ $
2,227,300 1,444,300 3,671,600 4 153964 34321
-
481
Designated but not used for employment (North of Cherry)
Designated but not used for employment (South of Cherry)
16
20 N/A N/A N/A
864 37642596 N/A
74 N/A N/A N/A
$ $ $
4
35,372,400 32,123,400 62,032,000
28 1216631 N/A
306 13344386 585706
N/A
1 worker/210 sq ft 2699
0.22 1 worker/301 sq ft 114
Totals
BC Assessed New opportunity for BC Assessed Business Industrial Waterfront Business Resource Industrial properties Industrial properties
$ $ $
34
3,960,025 22,600 3,982,625 77 3375464 0
$ $ $
69
164
$ 4,378,065 $ 10,202,400 $ 14,580,465
$ 9,319,201 $ 29,760,800 $ 39,080,001
2,478.89 107,980,484 2,408,671
1,206.94 52,574,394
1,493.90 65,074,110
8,519
N/A
0.01
1/210 sq ft 20
1 worker/542 sq ft 144
Aerial Photos Check Section Outside Uses Footprint Available Land (sq ft) Available Land (acres)
4,286,108 680,108 2,689,490 61.74
858,777 23,140 9,190,097 210.98
794,970 18.25
298,136 49,220 1,402,023 32.19
459,011 283,569 701,283 16.10
284,993 453,030 200,330 4.60
132,522 144,361 1,570,684 36.06
2,392,225 54.92
1,966,066 45.13
79,036 34,321 40,607 0.93
1,380 37,638,313 864.06
336,009 107,868 738,030 16.94
3,450,654 884,984 8,133,594 186.72
Agricultural Des
192,387,358 198,285,100 382,131,658
919
16,993,931 3,908,700 19,965,631 530 23066443 120527
-
0.04 1 worker/542 sq ft N/A
$ $ $
Agricultural ALR
2,289,078 52.55
762,095,772 68,992 19,612,864 450.25
772,281,018 2,730,973 89,359,651 2,051.42
N/A
NOTE: There is 2,532 acres of ALR properties with no agricultural production reported to BC Assessment (area includes 998 acres on Matsqui Island) Also NOTE Map acres and Table 7 areas differ slightly due to data sources.
Total Potential Jobs
Scenarios - Impact of increasing land use Intensity on potential job estimates Scenario 1
FSR 0.3 for Highway Commercial
assume the use of ½ of the available land
1340
4580
396
FSR 1.0 for Core Commercial
699
1165
333
per
FSR 0.3 for DT Secondary
FSR 0.3 for gateway core
FSR 0.5 for new waterfront core
783
1192
34
On many properties there is existing residential structures occupying approximately 1/3 lot coverage
status quo scenario
Scenario 2
FSR 1.0 for Highway Commercial
assume the use of ½ of the available land
4468
15266
1321
FSR 2.0 for Core Commercial
2329
2330
666
Scenario 2 assumes that the expansion properties will redevelop, removing existing dwellings, and build a higher density structure.
intensive land use scenario
Scenario 3
FSR 1.0 for Core Commercial on 1/4 the available land
FSR 0.3 for Highway Commercial
assume the use of ½ of the available land when not specified total square feet required to meet job demand total Commercial and Industrial square feet
FSR 0.3 for DT Secondary
5810
FSR 1.0 for new waterfront core
3974
256
The higher FSR would result if existing structures were removed and redevelopment occurred under an Official Community Plan amendment and comprehensive development zone.
Scenarios 2 and 3 assumes that existing improvements will be removed and new development will occur on 1/2 the land area
FSR 1.0 for gateway commercial on 1/4 of land to anticipate the amount of ESA
1635
27643
-4335
49161
58311
26333
FSR 0.5 for new waterfront core
FSR 0.6 for Business Industrial
1054
11619
3270
With the target excludes potential Assumes that at 1.32 job per jobs in the Business the 9,150 household or Industrial area existing jobs 31,978 jobs by adjacent to will remain and 2053 in Residential on the includes 1,245 Scenario 3 waterfront or any Home-based exceeds the job existing or future Business target by 131 Resource Industrial numbers jobs jobs FSR 0.6 for Business Industrial on 3/4 of developable land
FSR 0.35 for Business Industrial
1340
4580
396
699
582
166
783
1987
128
615
6778
4905
403423
1378515
119246
210303
175321
50082
235603
598056
38491
129155
1423379
1030085
22959
32109
131
73869
83019
51041
2582619 Rational for using Scenario 1 numbers in Scenario 3 is the assumption that use of existing dwellings may slow down redevelopment of expansion area
Assumes retail with office above and could include residential above the office
most realistic scenario
Scenario 4
FSR 1.0 for Highway Commercial
6701
Scenario 18493
New Industrial potential jobs not included in total jobs figure
3209040
assume the use of ¾ of the devlopable land
527
Waterfront plan to determine the amount of employment land use
FSR 1.0 for Secondary Core and gateway commercial
2609
FSR 0.3 for Business Industrial
22899
1981
FSR 2.0 for Core Commercial
3493
3495
Scenario 3 more conservative than Scenario 2 due to the amount of public space that may occur in the area
FSR 1.0 for DT Secondary FSR 1.0 for gateway commercial
998
3914
FSR 2.0 for Core Commercial
5961
FSR 0.6 for Business Industrial
512
1581
FSR 0.6 for Business Industrial
17429
4905
most efficient use of land scenario NOTE 1: Available Land is the land remaining after land areas with improvements and encumbrances have been removed from the total land area on the property, leaving the estimated developable land area. NOTE 2: Resource Industrial and Agricultural areas are not included in the improvement potential or job estimates given the large land area requirements and low improvement square footage. NOTE 3: The encumbered lands have been removed from the gross land area. NOTE 4: Commercial Use includes municipal uses and Cedar Valley Employment Lands - all other institutional uses are not included in the calculations NOTE 5: Resource Industrial uses include forest and mineral related activities; Business Industrial uses include all other industrial uses listed in Census Canada NOTE 6: Maps 2, 3 and 4 show the location of properties grouped into categories that reflect Employment Use Characteristics listed in Table 7 NOTE 7 - Scenario Calculations: Scenario 1: includes 1/2 of all the Highway Commercial available land at .03 FSR; 1/2 of WF core and DT core at 1.0 FSR and Secondary core at 0.3 FSR; and 1/2 of the available land assessed Business Industrial by BC Assessment, lands designated industrial south of Cherry Avenue and the land identified as new opportunity for waterfront business industrial, all at 0.3 FSR. Scenario 2: includes 1/2 of all the Highway Commercial available land at 1.0 FSR; 1/2 of WF core and DT core at 2.0 FSR and Secondary Core at 1.0FSR; and 1/2 of the available land assessed Business Industrial by BC Assessment, lands designated industrial south of Cherry Avenue and the land identified as new opportunity for waterfront business industrial, all at 0.6 FSR. Scenario 3: includes 1/2 of all the Highway Commercial available land at 0.3 FSR; 1/4 of WF core and DT core at 1.0 FSR to account for market absorption and land for high density residential at the core of Mission and Secondary core at 0.3 FSR; and 1/2 of the available land assessed Business Industrial by BC Assessment, lands designated industrial south of Cherry Avenue at 0.35 FSR and the land identified as new opportunity for business industrial on the Mission flats, at 0.6 FSR. Scenario 4: includes 3/4 of all the Highway Commercial available land at 1.0 FSR; 3/4 of WF core and DT core at 2 FSR, and Secondary core and new village development at 1.0 FSR; and 3/4 of the available land assessed Business Industrial by BC Assessment, lands designated industrial south of Cherry Avenue and the land identified as new opportunity for waterfront business industrial, all at 0.6 FSR.
Source: Data base created from BC Assessment data, and District of Mission Official Community Plan Maps and GIS data - NOTE while there is guarded confidence in the data, much of the data was collected for other purposes and may have inaccuracies. G:\COMDEV\SHARON\Special Projects\Employment Lands Strategy\FINAL ELS Database April 10, 2010.xls